HomeMy WebLinkAboutS-1751 Staff AnalysisJuly 1, 2015
Ms. Donna James
Department of Planning and Development
723 West Markham
Little Rock, AR 72201
Re: TAC Air Subdivision Site Plan Review (S-1751)
Dear Ms. James,
Listed below is our response to comments made at the June 24, 2015 Subdivision Committee Meeting
concerning the above referenced application:
Planninp, Staff Comments
1. Notification has been made to adjacent property owners. Proof of certified mailing is attached.
2. Noted.
3. Building Coverage Sq. Ft.—15,586
4. Floor Area—11,026 Sq. ft. — New Construction
S. Existing Parking Spaces — 325; Proposed Parking Spaces - 311
Variance/Waivers
None request
Public Works Conditions
1. Noted, will comply.
2. Noted, will comply.
3. The five leg intersection has been eliminated from the site plan. Please see revised drawing.
Utilities and Fire Department/County Planning
Wastewater: Noted, will comply.
Entergy: Noted, will comply.
Centerpoint Energy: Noted
AT&T: Noted
CAW: Noted, will comply.
Little Rock Fire Department: Noted, will comply.
Parks and Recreation: Noted
County Planning: Noted
CATA: Noted
Building Codes: Noted, will comply.
Planning Division: Noted
Landscape
1. Noted, will comply.
2. Noted, will comply
3. Noted, will comply
4. Noted.
Please don't hesitate to let me know if you need any further information concerning this submittal.
7oe
erel Miller
�(/
TAC Air
2900 St. Michael Dr., 5th Floor
Texarkana, TX 75503
(903) 244-9158
ITEM NO.: 4. _ 5-17
NAME: Tac Air Subdivision Site Plan Review
LOCATION: located at 2401 Crisp Drive
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than July 1, 2015. The
Office of Planning and Development must receive the proof of notice no later than
July 10, 2015.
2. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11,
2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval
of a site plan to a maximum of three years from the date of approval. If an approved
multi -phase development, has not been completed within three (3) years of the date
of approval the site plan must be reviewed and reapproved by the Commission in
the same manner as the initial site plan review.
3. Provide the building coverage, both principal and accessory in square feet.
4. Provide the floor area, principal and accessory, both existing and proposed.
5. Provide the existing and proposed parking spaces (number of existing and number
of proposed parking spaces).
Variance/Waivers: None requested.
Public Works Conditions:
1. Portions of the Crisp Street right of way do not appear to be abandoned. If the
deed search shows the right of way to not be abandoned, a petition should be
filed to abandon the right of way.
2. Portions of an unnamed right of way running north and south at the east end of
the Crisp Street right of way does not appear to be abandoned. If the deed
search shows the right of way to not be abandoned, a petition should be filed to
abandon the right of way.
3. Modifications should be made to channelize the five (5) legged intersection to
improve maneuverability and safety.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Sewer main relocation required to
construct project as shown. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy has an underground power line running along the north side of Crisp
Drive and extending to a pad mount transformer which is currently located within the
area designated for the proposed hangar. This transformer feeds existing buildings and
street lights in the area and will need to be relocated prior to proposed construction.
Contact Entergy in advance to discuss load requirements, facilities relocation/layout and
the time schedule for the development.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of water meter.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
10.This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department:
Maintain Access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of the
following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501-377-1245) and the Little Rock Fire Marshal's Office (Captain Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route,
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
cricheyC7littlerock.org or Mark AlderFer at 501.371.4875; malderferCc7littlerock. org.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
a. Note: Trees will not be required.
2. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet on center within the required landscape area. Seventy-five (75)
percent of the shrubs to be used for screening purposes shall be evergreen
varieties. Shrubs shall be eighteen inches in height at installation.
3. An irrigation system shall be required for developments of one (1) acre or larger.
4. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised_plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, July 1, 2015.
July 16, 2015
ITEM NO.:
NAME: Tac Air Subdivision Site Plan Review
LOCATION: Located at 2401 Crisp Drive
DEVELOPER:
Joe Miller
TAC Air
2900 St. Michael Drive, 5th Floor
Texarkana, TX 75503
SURVEYOR:
Crafton Tull
Brad Peterson
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211-3554
AREA: 11.0 acres
RRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT:
NUMBER OF LOTS: 1
1-2, Light Industrial
25 - Port
4
FILE NO.: S-1751
FT. NEW STREET: 0 LF
VARIANCEMAIVERS: A variance from Section 36-554 to allow the placement of a
wall sign without public street frontage and to allow an increase in the sign area for the
proposed ground sign.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. TAC Air plans to construct
a new general aviation terminal at the Little Rock National Airport of
approximately 10,000 square feet. TAC Air also plans to reconfigure the parking
area and construct a new airplane -hanger as demand necessitates. The plan will
be implemented in phases. Phase 1 is the construction of the new general
aviation terminal which will begin within the next twelve (12) months. Phase 2 is
the resurfacing and reconfiguration of the parking area south of Crisp Drive which
will begin within twenty-four (24) months. Phase 3 is the reconstruction and
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1751
resurfacing of the parking area north of Crisp Drive and the construction of the
proposed hanger. This construction will begin within sixty (60) months.
The applicant is requesting a variance to allow a ground sign larger than typically
allowed per Section 36-554. The ordinance allows ground signs in industrial
zones to have a maximum height of 30-feet and a maximum sign area of
72-square feet. The applicant is requesting to be allowed to place a ground sign
30-feet in height and 160-square feet in area. The applicant is also seeking a
variance to allow the placement of a wall sign without public street frontage. The
applicant is requesting to place a wall sign on the rear (east side) of the building,
which does not have public street frontage but will be placed facing the airport
taxiways.
B. EXISTING CONDITIONS:
The site is located east of Bond Street located on a lease parcel from the Little
Rock Airport Commission. The businesses located in this area included airplane
hangers and storage. There is a restaurant located in a hanger to the south.
Most of the businesses in this area are support and/or related to air service.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
property owner. All property owners located within 200-feet of the site along with
the East Little Rock, Hanger Hill and Community Outreach Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Portions of the Crisp Street right of way do not appear to be abandoned. If
the deed search shows the right of way to not be abandoned, a petition
should be filed to abandon the right of way.
2. Portions of an unnamed right of way running north and south at the east end
of the Crisp Street right of way does not appear to be abandoned. If the deed
search shows the right of way to not be abandoned, a petition should be filed
to abandon the right of way.
3. Modifications should be made to channelize the five (5) legged intersection to
improve maneuverability and safety.
2
July 16, 2015
SUBDIVISION
ITEM NO.: 4 Cont. FILE NO.: S-1751
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Sewer main relocation required to
construct project as shown. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy has an underground power line running along the north side of
Crisp Drive and extending to a pad mount transformer which is currently located
within the area designated for the proposed hangar. This transformer feeds
existing buildings and streetlights in the area and will need to be relocated prior
to proposed construction. Contact Entergy in advance to discuss load
requirements, facilities relocation/layout and the time schedule for the
development.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
3
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.:
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Maintain Access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the fire
chief.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
CI
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1751
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012
Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire
Marshal's Office (Captain Tony Rhodes 501-918-3757). Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route-
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.orq or
Mark Alderfer at 501.371.4875; malderfer(c�littlerock.org.
5
July 16, 2015
SUBDIVISION
M NO.: 4 (Cont.) FILE NO.: S-
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
a. Note: Trees will not be required per FAA.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet on center within the required
landscape area. Seventy-five (75) percent of the shrubs to be used for
screening purposes shall be evergreen varieties. Shrubs shall be eighteen
inches in height at installation.
3. An irrigation system shall be required for developments of one (1) acre or
larger.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015)
Mr. Joel Miller was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff requested Mr. Miller provide the building
coverage of the principal and any accessory structures. Staff also questioned
the proposed phasing plan and the proposed parking plan for the site.
Public Works comments were addressed. Staff stated portions of the rights of
way for Crisp and an unnamed street appeared to still be dedicated public
streets. Staff stated as a separate action the applicant should pursue
abandonment of these rights of way. Staff stated a modification should be made
to the five (5) legged intersection. Staff suggested a portion of the angled
parking be redesigned to eliminate one of the potential conflicts with traffic
movements on the site.
Landscaping comments were addressed. Staff stated with the redevelopment of
the site additional landscaping would be required. Staff stated trees were not
required to be installed in this area. Staff stated the vehicular use area was to
be screened per the typical ordinance requirements.
0
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1751
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing comments and concerns
raised at the June 24, 2015, Subdivision Committee meeting. The applicant has
provided the building coverage, clarified the proposed phasing plan and
redesigned the five (5) legged intersection within the proposed parking lot. The
applicant has indicated landscaping will be provided with the redevelopment of
the site per the minimum requirements of the landscape ordinance. The
applicant has stated as a separate action, the right of way abandonment(s) will
be requested.
The applicant is requesting Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The request is to allow
multiple structures to be allowed on a single parcel. TAC Air plans to construct
a new general aviation terminal at the Little Rock National Airport containing
approximately 11,026 square feet. The applicant also proposes to reconfigure
the existing paved parking area. Future plans include the construction of a new
airplane -hanger along the northern portion of the lease parcel as demand
necessitates.
The proposal contains multiple phases. Phase 1 includes the construction of the
new general aviation terminal to be initiated within the next twelve (12) months.
Phase 2 is the resurfacing and reconfiguration of the parking area south of Crisp
Drive which will begin within twenty-four (24) months of approval. Phase 3
includes the reconstruction and resurfacing of the parking area north of Crisp
Drive and the construction of the proposed airplane -hanger. This portion of the
redevelopment is proposed to begin within sixty (60) months
The Subdivision Ordinance states Subdivision Site Plan Review is a
development review process that provides for case by case consideration of
project particulars including the provision of parking and landscaping in
accordance with the appropriate ordinances, siting of buildings, and the
relationships with adjoining properties. The property is zoned 1-2, Light Industrial
District. The required front yard setback is 50-feet. The side yard is required at
15-feet and the rear yard at 25-feet. The development is located on a parcel
leased from the Little Rock Airport Commission. The setbacks as indicated are
adequate to meet the underlying zoning district. The height of the building will be
governed by the Adams Field Airport Zoning Ordinance (Little Rock Code of
Ordinances Section 7-57).
7
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1751
The applicant is also requesting a variance to allow a ground sign larger than
typically allowed per Section 36-554. The ordinance allows signage in industrial
zones to have a maximum height of 30-feet and a maximum sign area of
72 square feet. The applicant is requesting to be allowed to place a ground sign
30-feet in height and 160-square feet in area. The applicant is also seeking a
variance to allow the placement of a wall sign without public street frontage. The
applicant is requesting to place a wall sign on the rear of the building (on the east
side) which will be placed facing the taxiways. Staff is supportive of the
variance requests for the placement of the sign without public street frontage and
to allow the placement of a ground sign larger than typically allowed in industrial
zones.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three years from the date of approval. If
an approved multi -phase development, has not been completed within three
(3) years of the date of approval the site plan must be reviewed and reapproved
by the Commission in the same manner as the initial site plan review
Staff is supportive of the request. The site plan as presented appears to comply
with the minimum standards of the subdivision and zoning ordinances. To staff's
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the phased development as proposed is appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 36-554 for the
placement of wall signage without public street frontage and a ground sign larger
than typically allowed per the zoning ordinance.
PLANNING COMMISSION ACTION:
(JULY 16, 2015)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from
Section 36-554 for the placement of wall signage without public street frontage and a
R-1
July 16, 2015
SUBDIVISION
ITEM NO.: 4 (Cont.)FILE NO.- 5-1751
ground sign larger than typically allowed per the zoning ordinance. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
R7